2913 Foster Ave Unit 1B · New York, NY 11210

$265,000

1 bd · 1.0 ba · 600 sqft · Condo · 181 Days on market

Built 1931

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Cash flow +3.9/30.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Renovated Mint Condition 1 Bedroom in a rarely available Art Deco Boutique pre-war coop building! Minutes away from Prime Flatbush Avenue/Nostrand Junction, along with nearby shops, dining, and amenities, make this a prime opportunity in a vibrant neighborhood. This sun drenched 1 bedroom apartment has plenty of windows, modern kitchen and also has a small office. Pet friendly coop and subletting is allowed with board approval. Close to Multiple bus and train lines B8, B44, B49, 2 and 5 trains. A MUST SEE and MOVE RIGHT IN!!!

Key facts

• Art deco boutique
• Sun drenched
• Pet friendly coop

Tags

• RENOVATED MINT CONDITION
• ART DECO BOUTIQUE
• PET FRIENDLY COOP
• SUBLETTING ALLOWED
• SUN DRENCHED
• MODERN KITCHEN

Property features AI

Finance

• Other: Building contains 55 units; Co-op shares: 63
• Financial info: Financing available: bank mortgage or cash; 10% down payment required; Flip tax applies (percentage based)
• HOA & community: Monthly maintenance fee; Managed by Impact Real Estate Management; Pets allowed (cats and dogs); Handicap accessible

Exterior

• Parking: No parking
• Utilities: Heat; Water; Sewer
• Home design: Residential property; Located on the first floor
• Exterior features: Intercom door; Heat, public water and public sewer available

Interior

• Bedrooms: 1 bedroom on the first floor
• Flooring: Laminate floors
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: No AC units reported
• Interior features: Elevator; 9+ foot ceilings

🏢 Co-op / cooperative unit. The $265,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $-756 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (11.2% below list).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#268 in NY, #4,188 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: crime F, cost of living F.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Jhs 278 Marine Park (math 47% / reading 67%, grade B, #192 of 729 statewide, top 28%, 1,076 students, 71% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising (+2.1%/yr); 167 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• This rent runs 34% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent; built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,200 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
12. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 2.87%
• Cash-on-cash: -12.23%
• DSCR: 0.46
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.11% rent growth · sell at horizon

5-year hold

• IRR: -40.1%
• Equity multiple: -0.25×
• Total profit: $-92,663
• Equity at exit: $39,512

10-year hold

• IRR: -72.9%
• Equity multiple: -1.01×
• Total profit: $-149,008
• Equity at exit: $22,912

Cash invested: $74,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City New York: 0 Strongly Tenant-Friendly · D+34

Rent Stabilization Code; HSTPA; 6+ months in housing court.

Methodology + full state rankings →

ZIP-level market 11210

• Rents YoY: 2.1%
• Active inventory: 167
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,354 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA est. from 1 same-building comp: −$784
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-756

Break-even live

Break-even rent $3,311

Max offer price $155,607

Occupancy floor —

Sensitivity live

Price	-10% $-573	-5% $-664	+0% $-756	+5% $-848	+10% $-939
Rent	-10% $-942	-5% $-849	+0% $-756	+5% $-663	+10% $-570
Rate	-1.0pp $-623	-0.5pp $-689	base $-756	+0.5pp $-825	+1.0pp $-895

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Winthrop St Brooklyn, NY	1.0	1.0	500	$2,500	$5.00	26d	1	1.42mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-21
   days on market $265,000 Active 181 DOM
2. 2026-06-18
   days on market $265,000 Active 178 DOM
3. 2026-06-17
   days on market $265,000 Active 177 DOM
4. 2026-06-15
   days on market $265,000 Active 175 DOM
5. 2026-06-13
   days on market $265,000 Active 173 DOM
6. 2026-06-10
   days on market $265,000 Active 169 DOM
7. 2026-06-08
   days on market $265,000 Active 168 DOM
8. 2026-06-04
   days on market $265,000 Active 164 DOM
9. 2026-06-03
   days on market $265,000 Active 163 DOM
10. 2026-06-01
    days on market $265,000 Active 161 DOM
11. 2026-05-31
    days on market $265,000 Active 160 DOM
12. 2025-12-22
    listed $265,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,244
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − HOA: −$9,408
• − Depreciation: −$7,709
• Taxable loss: −$13,537
• Est. tax savings @ 24.0%: +$3,249
• After-tax cash flow: $-5,823/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — New York

• Score: 75/100
• State rank: #268
• US rank: #4188

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A- Housing C+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New York, NY
• County: Kings County · 2,614,986 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 57,915
• Household income: $83,692
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 3513.0

Population outlook (Kings County) Hauer SSP2

• Today (2025): 2,847,441 people
• By 2030: 2,937,006 · +3.1%
• By 2040: 3,095,491 · +8.7%
• By 2050: 3,228,968 · +13.4%
• By 2075: 3,321,723 · +16.7%
• By 2100: 3,111,387 · +9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 50% White 30% Two or more races 8% Hispanic / Latino 7% Asian 5%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1%
• Common ancestry: Hispanic 12% Romanian 2% Scotch-Irish 2%
• Foreign-born: 39% · Canada, China, Mexico
• Languages at home: 67% English-only · French/Haitian/Cajun 13% Spanish 5% Other Indo-European 3%

Political lean MEDSL · Kings

• 2024 margin: Solid D (+44.0) · D 72.0% · R 28.0%
• 2008→2024 swing: -15.5pp toward R · 2008: 59.4pp · 2024: 44.0pp
• All cycles: 2024: D+44.0 2020: D+54.8 2016: D+61.8 2012: D+63.9 2008: D+59.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -831.01%
• Current HPI: 389.9293
• Rent YoY: ▲ 2.11%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

1 event — show timeline

• 2025-12-22 Listed $265,000 BNYMLS